The Cost of Not Housing

2016 SYMPOSIUM ON THE AFFORDABILITY OF HOUSING
THE
COST
OF
NOT
HOUSING
BY JOEL KOTKIN
SPONSORED BY
2 0 1 6 SYMPOSIUM ON THE
AFFORDABILITY OF HOUSING
THE COST OF NOT HOUSING
Executive Summary
It is a commonplace view that housing does not contribute to the overall
fiscal and economic condition of cities. Recent trendsboth nationally and
here in Californiasuggest that this is not the case. New housing, including
affordable units, provide some direct stimulation through construction jobs,
but also allow people, particularly young families, to stay, work and shop
locally. Lack of affordable housing ultimately drives people, particularly the
entry level and young educated, out of regions where their labor would be
coveted by local companies.
Some in the real estate industry, seeing ever higher prices, do not see a crisis
here. Yet the current real estate bubble is not a durable replacement for
a strong, sustainable economy. Older owners, and land speculators with a
hold on scarce developable parcel, may do well under such conditions, but
draining household finances for rents depresses retail sales, and makes
saving for a home purchase ever more difficult.
The problems are particularly relevant to areas like the Inland Empire and
the Central Valley, whose economies depend on the migration of middle and
working class families seeking more affordable housing. Yet developing such
housescritical to future economic growthhas been greatly constrained
by a regulatory regime that works to reduce housing growth, particularly for
single family houses, in the periphery. The result has been steadily escalating
rents and house prices across the state.
To meet the needs of its increasingly diverse population, and particularly
the next generation, California needs to reform its regulations to more
fully reflect the needs and preferences of its citizens. Once the home of the
peculiarly optimistic California Dream, our state is in danger of becoming a
place good for the wealthy and well-established but offering little to the vast
majority of its citizens who wish to live affordably and comfortably in this
most blessed of states.
I want, and I know all cities want, to create housing where people who work in our
restaurants, who work as first year school teachers, who work in our department
storeswe want them to live in our community. My children cannot afford a house in
Rancho Cucamonga. We need a greater opportunity for housing affordability.
~ L. Dennis Michael, Mayor of Rancho Cucamonga and League of California Cities President
Joel Kotkin
Some 53 percent of Californias middleincome households, earning between

$35,000 and $75,000 per year, spent
more than 30 percent of their income on
rent, up from 38 percent just a decade
ago. In the nation overall, the figure is 31
percent. It is even worse for those who
have borrowed to buy a home over
two-thirds of middle-class households
with a mortgage are cost-burdened in
California compared to 40 percent in
the nation overall.4
Californias Poor Rate of Housing

Production
Our state is home to roughly 13 percent
of the nations population, and has
slightly greater than average population
growth. Yet, over the last 20 years
California has accounted for only 8
percent of all national building permits.5
Last year, according to research done for
Forbes.com, the state issued permits at
a rate well below the national average.
In terms of permits, only San Jose,
which includes part of Silicon Valley,
ranked in the top 20 (it was 18th) out
of the 53 largest metropolitan areas.
In this assessment, the Inland Empire
ranked 34th, San Diego ranked 35th,
San Francisco 38th, Los Angeles 41st and
Sacramento 43rd. Those regions which
did even worse were located in the Rust
Belt, places where more people have
been leaving than coming for decades.6
Houston and Dallas-Fort Worth, each

with a population roughly one-half of Los
Angeles-Orange, has issued
FIGURE 1 New
somewhere close to two times as many

new permits. Last year, even with the
California recovery accelerating, Los
Angeles County produced 1.7 permits
per 1000 people (all housing types),
and Orange County a somewhat better
3.0 while Riverside County, a traditional
growth hub, generated 2.3. Formerly
fast growing San Bernardino County has
slipped to 1.6. San Francisco, despite its
booming economy, produced only 2.0.
Each of these areas was below the 3.3
national rate. In contrast, Dallas-Fort
Worth produced 6.3 permits per 1000
and Houston achieved 9.8. Overall,
Californias rate of new permits is 2.2
while across the Lone Star State the rate
was nearly three times higher (6.3).7
Houses: Building Permits
2014 (All Types)
US Census Bureau Data
7
Rate per 1,000 Population
In recent years most US major

metropolitan areas have experienced
rent and home price increases well
above the national average.1 But some
California cities are in a world of their
own, with San Jose and San Francisco
rising to being the most unaffordable
major metropolitan markets in the
nation.2 In San Francisco, only ten
percent of the population would qualify
for a median priced house, compared to
over 50 percent nationally.3
The contrast with other dynamic regions,

notably in Texas and the Southeast, is
notable. These areas lead the country
in growth rate for new residential
construction, led by Houston (with its
core city, Houston, zoning free), DallasFt. Worth, Austin, Charlotte, Raleigh,
Nashville, Orlando, Jacksonville and
Oklahoma City. Virtually all of Californias
closest competitorsSeattle, Salt Lake
City, Denver and, even after the crash,
Las Vegasalso are building more
housing for their residents.
6
5
4
3
2
1
0
California
Texas
United States
FIGURE 2 All
New House Building Permits:

2014 California and Comparisons
10
Permits per 1,000 Population
SECTION TWO: The Roots of

Californias Housing Crisis
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Joel Kotkin
These policies impact even those that

might be seen as enlightened from
the states own perspective. Even
when state officials approve projects
that include various housing forms,
ample office space and close proximity
between home and work, the states
environmental laws can be used to delay
and even stop development, as occurred
recently in Valencia.10
Hemmed in by regulation and resistance
from local residents, multi-family
construction has not boomed as many
might have expected. Much smaller
Dallas-Fort Worth and Houston produce
more multi-family units (apartments
and apartment condominiums) per
1,000 residents than Los Angeles, with
more than twice their population. For
all of the publicity about strong multifamily housing construction, only San
Jose built at a rate in 2015 substantially
greater than that of the nation, while
economically booming San Francisco
was only slightly above the national rate
(1.4 per 1,000 residents, compared to 1.3
for the United States).
This is a precipitous decline from the

2000 rate of 8.6. San Bernardino County,
which has also grown strongly in the
past, has dropped to 1.0, from a rate of
3.4 in 2000. In contrast Dallas-Fort Worth
produced 3.6 per 1,000 population and
Houston 5.9; overall Texas is creating
roughly four times as much single family
housing per thousand than California.
FIGURE 3 Multi-Family
Building Permits:
The states Legislative Analysts Office

(LAO) makes clear that Californias
convoluted, and ideologically driven,
planning system has contributed
mightily to this meager production.8 The
states desire to force ever more density,
and limit development on the urban
periphery, is well known to developers.
Jerry Brown, and much of the progressive
community, is now obsessed with
reducing sprawl, cars and single family
homes, making it all but impossible to
build affordable single family homes
on the metropolitan periphery. The
prospects for such development appear
certain to worsen as the requirements of
Senate Bill 375 are implemented.9
The rate of new permits for single family

homespreferred by some 80 percent
of buyers nationwide11is far worse. Los
Angeles County, for example, last year
generated 0.5 new single family permits
per 1,000 residents and the Bay Area
0.9,12 well under the 2.0 average for the
whole country. Meanwhile Orange County
generated 1.2 and Riverside County, once
a hot bed for such projects, offered 2.2.
8
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Building Permits:
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FIGURE 4 Single-Family
Planning Policy Failures
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Joel Kotkin
The connection between strident

regulation and declining affordability
was recently seconded by Jason Furman,
chairman of President Obamas Council of
Economic Advisors:
With high house prices and further hedges
against property value depreciation in
local regulations, some individuals are
priced out of the market entirely, and
homes in highly zoned areas also become
even more attractive to wealthy buyers.
Thus, in addition to constraining supply,
zoning shifts demand outward, exerting
further upward pressure on prices.15
The extraordinary cost of land in
California is largely traceable to these
regulations, which employ what one critic
labels proscriptive policies and social
restraint on the urban form.16 These
policies force many developers to build
homes predominantly for the affluent;
the era of the Levittown-style starter
homewhich particularly benefited
younger familiesis all but defunct.
Most Justifications for Policy

are Suspect
Advocates of strict land use policies
claim that traditional architecture and
increased densities will enable us to enjoy
the kind of meaningful community
that supposedly cannot be achieved in
conventional suburbs.17 Yet, the majority
of research shows that most Americans
not only prefer suburbs but actually are
happier there than their counterparts
closer to the urban core.18
FIGURE 5 Middle Housing Affordability
U.S. Major Metropolitan Areas: 1950-2015

10
Derived from US Census Bureau Data,

Harvard University and Demographia
Less Restrictive Markets

More Restrictive Markets: Outside California
California (All More Restricted Markets)
9
8
Median Multiple
The impact of these regulatory policies

on prices have been clear for decades.
William Fischel, an economist at
Dartmouth University, has shown how
the imposition of stringent land use
regulations have driven house prices up
substantially in California, in relation to
prices elsewhere.13 In 1970, for example,
housing affordability in coastal California
metropolitan areas was similar to the rest
of the country, as measured by the median
multiple (the median house price divided
by the median household income).14
7
6
5
4
3
2
1
0
Annual Data Begins at 1980
1970
1980
1985
1990
1995
2001
& Living Preference

By residential Location
2005
2010
2015
FIGURE 6 Satisfaction
Pew Research Center, 2009
45%
40%
35%
30%
25%
20%
15%
10%
5%
0%
All
Residents
City
Residents
Suburban
Residents
Small Town
Residents
Rural
Residents
It is very easy to attribute low-income housing or apartment

housing to crime and to problems in the community. Its not
low-income housing that is the problem. There is a significant
difference in low-income housing that is well managed versus
low-income housing owned by an absentee landlord who is not
going to invest in the community or deal with the problems.
~ Chief Jarrod Burguan, San Bernardino Police Department
Joel Kotkin
Others, such as New Urbanist architect

and planner Peter Calthorpe suggest
that demographic trends make the
long standing pattern of peripheral
development, and particularly single
family homes, pass. His conclusion was
that: Realizing the old American dream
in existing development patterns seems
increasingly unlikely.19 Yet two decades
after this assessment, the American
family appears to be every bit as drawn
to suburban lifestyles.20
Indeed, contrary to the bold predictions
of many retro-urbanists, suburban areas
are once again, after a brief slowdown,
growing faster than the urban cores.21
And this trend will continue to intensify,
notes Zillow, due to demographic forces
discussed below.22
Sadly, much of the advocacy for density

as a solution to greenhouse gas (GHG)
emission reduction is deeply flawed.
It usually excludes GHG emissions
from common areas in high density
housing, such as elevators, parking
areas, hallways and lobbies. It also
usually excludes commonly provided
lighting, heaters and air conditioning.
An Australian study found that lower
density housing produced lower levels of
greenhouse gas emissions per capita
FIGURE 7 Growth Share by City Sector:2000-2012
52 Major Metroplitan Areas
Derived from
2010 Census, ACS (*2010-4):
City Sector Model 2015 Revision
Earlier Suburb
30.0%
Increasingly, housing regulations are

justified based on environmental concerns.
To combat climate change and other
environmental challenges, the Sierra
Club argues that local, state, and federal
governments should enact policies that
make people live closer together and,
consequently, rely less on their cars.
In order to do this, theorists advocate
establishing urban growth boundaries
which ban new development beyond the
urban fringe.23
when common areas were included in

high density calculations.24 In one of
the most comprehensive nationwide
reviews of greenhouse gas emissions,
Australian Conservation Foundation data
indicated that per capita emissions tend
to decline with distance from the urban
core, through suburban rings outward.25
Another study, this one in Halifax, Nova
Scotia, found the carbon footprints of
core residents and suburbanites to be
approximately the same.26
Urban Core: Ring

10.0%
Later Suburb
30.0%
Urban Core:CBD
0.3%
Exurb
13.7%
Latest data available at publication
FIGURE 8 Exurbs
are growing faster than urban core again

Source: The Brookings Institution, US Census Bureau
2.5
Emerging Suburb
Mature Suburb
Exurb
Urban Core
2.0
1.5
1.0
If you want to attract

businesses to your community,
youre going to need housing
affordability, whether to rent
or to own.
0.5
0
-0.5
2001-02
2004-05
2007-08
2010-11
2013-14
~ Tim Johnson, Executive Director of

California Apartment Association
Greater Inland Empire
Joel Kotkin
Urban planners hoping to help mitigate

CO2emissions by increasing housing
density and restricting peripheral
development also would do better to
focus on fuel-efficiency improvements to
vehicles, investments in renewable energy,
home-based work and perhaps some form
of carbon tax.28 Economist Anthony Downs
of the Brookings Institution, a proponent
of smart growth policies, has said, If your
principle goal is to reduce fuel emissions,
I dont think future growth density is the
way to do it.29
As Downs suggests, there may be other,
more effective and less damaging ways
to reduce emissions. Improved mileage
on cars, including electric and natural gas
or hydrogen propelled vehicles, would
thus be far more impactful, not to mention
less disruptive.30 A report by McKinsey
& Company and the Conference Board
indicates that sufficient greenhouse gas
emissions could be achieved without
any downsizing of vehicles, homes or
commercial space, while traveling
the same mileage. Nor, said McKinsey
and the Conference Board would there
be a need for a shift to denser urban
housing.31
The impact of Californias bid to restrict

suburban growth, such by promoting
transit oriented developments, have
proven notably ineffective in reducing
automobile travel. A Los Angeles Times
report found that relatively few people in
these buildings actually took transit.32 In
addition, Californias strict policies
Australia 5 Large Capital Urban Areas
Housing Form in Australia and Its

Impact on Greenhouse Gas Emissions
6
5
4
3
2
1
0
Core
Inner Ring
Second ring
Outer Ring
FIGURE 10 California
Emissions: Comparisons
Emission Reduction Goal & Out-Migrant Increase
50,000,000
40,000,000
30,000,000
20,000,000
Emissions increases caused
by Net Domestic Migration
from California Versus CARB
2020 Reduction Target from
2000-2004 Levels
(tons of CO2 per annum)
10,000,000
41,714,614
Net CO2 Annual

Emissions Increase
from California
Domestic Migration
Losses Since 1990
0
-10,000,000
-20,000,000
Some of the most successful

projects that weve seen on
an organic level have started
with housing. Not shopping
centers. Not strip centers.
may also have unintentionally driven

people, jobs and factories to areas in the
United States and abroad where heat
and cold, as well as weaker regulation,
lead to increased energy consumption.
In practical terms this has all but wiped
out any net reductions achieved by state
policies.33
FIGURE 9 CO2 Emission per Capita: By Sector
Metric Tons
Further, little account is taken of

substantially improving vehicle fuel
efficiency27 in congested conditions
and the resulting much higher
greenhouse gas emissions that occur
in higher density corridors. Moreover,
the pollution from the more intense
congestion is a greater threat to people
living near congested corridors.
-30,000,000
-40,000,000
CARB Scoping Plan

Reduction Objective
from 2000-2004
Average State
Emission Levels
-42,000,000
-50,000,000
California Air Resources Board and Friedman
~ Jeff Isenstaadt, President of JCI

Development Inc., a developer of
commercial and master-planned
communities
Joel Kotkin
SECTION THREE: The Economic

Consequences of the Housing
Shortage
What does this shortfall in housing
mean in terms of the lives of California
communities? Overall, the regulatory
regime threatens the fundamentals
of California prosperity: the ability to
attract and retain families providing
upward mobility for immigrants, instead
undermining the expansion of the
workforce and depressing levels of
consumer spending.
Impacts on Californias
Young Families
These high prices make life difficult for

young people who might want to stay
in the state. According to Zillow, for
workers between 22 and 34, rent costs
claim upwards of 45 percent of income in
Los Angeles and San Francisco compared
to less than 30 percent of income in
cities like Dallas and Houston.36 The
costs of purchasing a house are even
more lopsided: In Los Angeles and the
Bay Area, a monthly mortgage takes, on
average, close to 40 percent of income,

compared to 15 percent nationally.37
Some suggest that millennials are not
interested in home ownership, and
disdain settling in the suburbs.38 Yet only
20 percent of millennials live in urban
core districts.39 Nearly 90 percent of
millennial growth in major metropolitan
areas between 2000 and 2011 took place
in the suburbs and exurbs.40
FIGURE 11 Change
in Child Population (5-14)

Selected Metropolitan Areas: 2000-2013
The cost of high housing prices

particularly hits young California
families. A recent study we conducted
for Chapman Universitys Center for
Demographics and Policy, which ranked
regions by their environment for young,
middle class families, found the five
largest metropolitan areas of California
to rank from 67th to 105th out of the 106
with more than 500,000 residents.34
This trend can also be seen by the
decline in the number of children in our
metropolitan areas. Los Angeles has seen
among the largest drops in the number
of children of any place in the country. In
contrast, many lower price citiesRaleigh,
Austin, Atlanta, Las Vegas, Houston,
Dallas-Fort Worthcontinue to gain in
terms of their age 5 to 14 population.35
30%
25%
20%
Riverside/
San Bernardino
15%
10%
5%
0%
-5%
Atlanta
Dallas/
Ft. Worth
Denver
Houston
San
San Diego Francisco
-10%
-15%
Los Angeles
-20%
FIGURE 12 Age
20-29 % Population Distribution

2000-2011: By Functional Sector
50%
40%
Major Metroplitan Areas:

City Sector Model
Small Area Analysis (ZCTA)
45.7
2000 (Ages 20-29)

41.8
2011 (Ages 20-29)
30%
24.4
18.6
20%
20.6
17.5
12.9
San Jose
14.0
10%
Responsible communities
provide a range of housing
that meets the needs of the
people working in them, the
children that grow up there
and their grandchildren.
2.2
0%
2.3
CBD
Inner Ring
Earlier Suburb
Later Suburb
Exurb
Functional Sector within Major Metropolitan Areas
~ Steve PonTell, President and

CEO of National Community
Renaissance
Joel Kotkin
Like their parents, many millennials are

likely toend up in suburban and lower
density locations. The National Association
of Realtors surveyed the housing types
that had been purchased by homebuyers
in 2013 and 2014. They found that 80
percent of millennial buyers had purchased
detached houses, and 8 percent had
chosen attached housing. Only 7 percent
purchased units in multi-unit buildings,
although many more, unable to buy, do
end up renting in high density buildings
longer than they expect.41 These results
track, almost precisely, the data from the
survey for all buyers.
In a National Association of Home
Builders survey, roughly two-thirds of
millennials said they ultimately desire
a home in the suburbs. Even the Urban
Land Institute, historically less than
friendly to the suburbs, found that
seventy percent of the entire generation
expects to be living in a single family
home by 2020.42
FIGURE 13 House Purchases: Under Age 35
From National Association

of Realtors, 2015
2014-2015 National Association of Realtors

Other
4%
Multi-Unit
7%
Detached House
81%
Townhouse
8%
FIGURE 14 African-American
Children in MMSAs*
Largest Losses: Ages 5-14: 2000-2010
h,
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s
Lo
-5%
Or
Similar demand dynamics can be seen

among minority and immigrant families,
who represent the future both of the
country and, even more so California.
According to the Census Bureau,
minority children will outnumber whitenon-Hispanic children by as early as
2020, and by 2050, non-white ethnic
group members will equal the total
number of white-non-Hispanics in the
Most minorities, particularly families,

have had a hard time adjusting to high
prices for houses and soaring rents. The
trend was particularly marked among
black families with children.47 Due in
part to housing costs, San Francisco
lost more of their 5 to 14 year old black
population than devastated Detroit
did. Los Angeles, once a vital center of
African-American life, lost more than
one-third of their black children.48
These trends are even stronger in

California. The states Department
of Finance estimates that Hispanic
population exceeded that of whitenon-Hispanics by 2015. Between 2015
and 2060, the Hispanic population is
projected to grow by 10 million, while
the white-non-Hispanic population is
expected to decline by 2 million.46
Meeting the Needs of Minorities

and Immigrants
US population.Nearly half of these new

households will be Hispanic.45
Ne
The issue of high housing prices will

become more important when, as
economist Jed Kolko notes, they begin
to enter their 30s and start families. By
2018, when the peak of the millennial
population turns 30, the demand for
suburban houses is likely to increase
dramatically.43 Faced with a huge student
debt load, a weaker job market, and
often high housing prices, millennials
still want to own their own home.44 If
they cant do it California, they may seek
a house elsewhere.
-25%
-30%
-35%
-40%
*MMSA: Major Metropolitan Area
Can we use housing in all kinds and forms to solve problems

for communities that theyve been trying to solve?
~ Greg Devereaux, Chief Executive Officer, County of San Bernardino,

asked rhetorically
Joel Kotkin
As housing has become more expensive,

not surprisingly Californias tide of new
immigration also has slowed considerably,
particularly from Mexico. Overall,
metropolitan areas like Houston, DallasFort Worth and Atlanta are growing much
faster in terms of foreign born residents
than California, yet another indication
of the states, largely housing-induced
diminished appeal.
This trend may become more pronounced
in years ahead. Compared to other cities,
notably in Texas, the Southeast and the
Intermountain West, far fewer minorities
own their own home in the Golden States
major metropolitan areas.
Killing the Golden Goose

Diminished opportunities for home
ownership and for affordable
rental housing threatens the future
competitiveness of California
communities. As millennials, immigrants
and minorities seek opportunities
elsewhere, we will be hard put to capture
the expanding population of young
adults, immigrants and minorities that
will shape the future.
Toyotas announced headquarters
move from Los Angeles (Torrance) to
the Dallas-FortWorth area is really
about affordable housing. Thats what
started the conversation, Albert Niemi
Jr., dean of the Cox School of Business
at Southern Methodist University
(SMU), told the Dallas Business Journal.
Niemi said Toyota held focus groups
with employees and they said: Were
willing to move. We just want to live the
American Dream.49
FIGURE 15 Change
in Foreign Born Population

2000-2011: Metropolitan Areas
70%
60%
50%
40%
30%
20%
10%
0%
Atlanta
Houston
Dallas-Ft. Worth
San Francisco
Home Ownership
California & High Migration Metropolian Areas
Los Angeles
FIGURE 16 African-American
50%
40%
30%
20%
10%
0%
Atlanta
DallasFt. Worth
Denver
San
Houston Los Angeles Riverside- San Diego
San Bernardino
Francisco
Home Ownership
San
Jose
FIGURE 17 Asian
70%
60%
50%
40%
30%
20%
10%
0%
Atlanta
DallasFt. Worth
Denver
San
San Bernardino
Francisco
San
Jose
Joel Kotkin
60%
50%
40%
30%
20%
10%
0%
Atlanta
DallasFt. Worth
Denver
San
San Bernardino
Francisco
in 25-34 Population with BA+

Metropolian Areas: 2008-2010
San
Jose
FIGURE 19 Change
American Community Survey Data
25%
20%
Riv
Sa ersid
n B eern
ard
ino
15%
10%
5%
-15%
in 25-34 Population with BA+

Metropolitan Areas: 2011-2013
ity
sa
sC
go
Ka
n
Ne
Ch
ica
wY
ork
les
ge
An
Lo
s
Ho
us
ton
ee
uk
Mi
lwa
nv
er
De
e
os
nJ
Sa
n
gto
hin
cis
-5%
-10%
co
0%
Wa
s
These realities may explain why

there has been a shift of younger
workers (those most affected by these
high prices), even among educated
millennials, to more affordable regions
such as Nashville, Orlando, New Orleans,
Houston, Dallas-Fort Worth, Pittsburgh,
Columbus, and even Cleveland. The one
area that still is attracting more of these
workers is the Inland Empire, which still
has relatively reasonable housing prices,
at least by California standards.52
Home Ownership
nF
ran
As a recent Joint Venture Silicon Valley

report noted, the number of homes
being sold in the area has actually
dropped while the inventory has fallen
60 percent since 2011. The median sale
price in San Mateo County is $926,000.
In Santa Clara County, its $830,000.
Nor does there seem to be much help
on the way. Between 2011 and 2015,
the average rent in the area rose 33
percent. Lack of production is part of the
story: In 2015, Silicon Valley saw only
5,055 residences approved for permits
compared to 11,000 in 2014.51
FIGURE 18 Hispanic
Sa
High housing prices will also impact the

states technology sector. The LAO refers
to the difficulty that high-tech employers
have in retaining and recruiting staff,
citing survey data from the Silicon Valley,
which has been Californias economic
Golden Goose in recent years. In a
2014 survey of more than 200 business
executives conducted by the Silicon
Valley Leadership Group, 72 percent
cited housing costs for employees
as the most important challenge facing
Silicon Valley businesses.50
FIGURE 20 Change
American Community Survey Data
14%
12%
10%
8%
6%
4%
2%
0%
o
le
rgh
oni
sbu
Ant
Pitt
San
hvil
Nas
ver
Den
ndo
Orla
sto
Hou
tin
Aus
mi
Mia
nd
vela
Cle
ide
ers o
Riv ardin
ern
nB
ttle
Sea
Sa
Joel Kotkin
Impacts on Retail Sales and

the Tax Base
FIGURE 21 Housing Cost Share of Median Income
High housing prices and soaring rents

also impact local communitiesand
their tax bases. Californias high
housing costs force many households
to make serioustradeoffs, notes
the state legislative analyst. This is
particularly true for lower income
workers, who have increasingly little left
for discretionary spending anywhere
else, as so much is spent on rent or
mortgage payments. Low-income
households who spend more than half
of their income on housing spent 39
percent less on food than otherlow
incomehouseholds.53
These high rents and mortgages do
not simply delay expenditures on
luxuriesparticularly among the poorest
populations. Harvards Joint Center
for Housing Studies found that among
the spending cutbacks due to housing
costs are such key items as food,
transportation and health care.54
Metropolitan Areas and Divisions: 2013
Legislative Analysts Office
Outside CA
San Jose
San Francisco
Bakersfield
Sacramento
Oakland
Fresno
Orange County
RiversideSan Bernardino
San Diego
Los Angeles
0%
5%
10%
15%
20%
25%
30%
35%
FIGURE 22 Spending on Housing: California
By Income Classification
Legislative Analysts Office
70%
California
60%
Rest of US
50%
40%
30%
20%
10%
0%
Housing is essential to a
healthy, thriving community.
Businesses make decisions
on where to invest based on
housing costs and the ability
to attract qualified employees.
~ Ciriaco Cid Pinedo, President of

Hope through Housing Foundation
Lowest Quartile
Lower Middle Quartile Upper Middle Quartile
FIGURE 23 Average Monthly Spending: Low Income
By Degree of Housing Cost Burden

$400
High Quartile
Joint Center for Housing

Studies: Harvard University
Not Burdened: Under 30% Income
$350
Moderately Burdened: 30-49% of Income

Severly Burdened: 50%+ of Income
$300
$250
$200
$150
$100
$50
$0
Food
Transportation
Health Care
Retirement
Joel Kotkin
These higher expenditures on rent and

mortgages have a direct impact on local
tax revenues. High rents and mortgages
tend to depress sales of such big ticket
items as appliances and cars, critical
sources of local sales tax revenues.55 A
study by the Colorado Futures Center
and The Piton Foundation of Adams
County, outside Denver, found that the
large proportion of people spending
30 percent or more of their income on
housing depressed local sales taxes
significantly. Each additional dollar
a household spends to support its
housing needs represents a potential
reduction of the local sales tax base,
the report concluded.56
The report also suggested that
housing burdened households also
tended to rely more on public services,
further stressing local government.
These include, of course, measures
to subsidize or in other ways make up
for the lack of adequate housing for
distressed residents.
In California, the trend of higher
expenditures on housing is worsening
a gradual erosion of sales tax revenues
to fund government; sales tax revenues
are dropping as a percentage of income.
This is in part due to the declining
share of expenditures spent on goods,
which is directly tied to housing-related
spending.57 High rents, and high
mortgage payments, threaten not only
family budgets, but local government
ones as well.
SECTION FOUR: The Human

Toll: Overcrowded Houses,
Imperiled Families, Dashed
Expectations
The soaring price of housing, coupled with
weak income growth, exacts a human cost.
Throughout the country, but particularly
in California, housing inflation is causing
massive poverty, threatening public health
and the future of our children. By the most
recent estimates, roughly one in
three California households is close to, or

in, poverty. This is even more pervasive
among Latinos and African-Americans.58
The United Way of California has
developed a Real Cost Measure, which
estimates how many households have
insufficient income to afford their basic
needs such as food, housing, health,
childcare, taxes and transportation.59 The
percentage of households living below the
Real Cost Measure is indicated in the chart
below by California region.
FIGURE 24 Households Below Real Cost Measure
California Metropolitan Regions: 2015
Joint Center for Housing

Studies: Harvard University
60%
50%
White-Non-Hispanic
African-American
40%
Asian
Hispanic
30%
20%
10%
0%
California
Central
Valley
Los Angeles
RiversideSan Francisco
San Bernardino Bay Area
From horse properties down the Santa Ana River Trail to

downtown housing, where we have 600 units in the pipeline
and where we see real potential in the future for millennials
and empty nesters coming home to roost.
~ Mayor Rusty Bailey, on how the City of Riverside strives to be a complete city
Joel Kotkin
The housing crisis is a primary driver of

Californias growing poverty. Although
the states nominal poverty rate is around
the national average, housing costs,
according to Census estimates, have
driven the states housing cost adjusted
poverty rate to the highest in the nation,
50 percent above that of Mississippi.60
Simply put, incomes are not keeping up
with the price of housing. In Los Angeles,
prices have grown four times faster.
And this is felt not just by the very poor.
Roughly half of middle-income households
were rent burdened in 2011, compared
with just 11 percent in 2000, according to a
UCLA analysis. In 2014, more than one-half
of major metropolitan area renters had
housing expenses that were 30 percent or
more of income. By comparison, in 1960
the figure was approximately 25 percent.61
One in three households earning $50,000
to $75,000 spend more than a third of
their income on rent.62
FIGURE 25 Poverty
in California v. US
Housing Cost Adjusted 2013
California Poverty Measure Scaled to

National Supplemental State Poverty Rate
30%
25%
Poverty Rate
The Impact on the Poor
20%
15%
10%
5%
0%
San
Jos
ent
ram
Sac
les
nge
A
Los
sn
Fre
San
go
Die
i
s
nia
ide
sipp
tate
ifor
ers o
dS
ssis
i
e
Riv ardin Cal
t
i
M
Un
ern
nB
isco
nc
Fra
San
Sa
FIGURE 26 Renters
with Housing Cost Burden

Rent 30% & Over Income
American Community Survey 2014 (1 Year)
70%
60%
50%
Overcrowding in California:
The Tragic Side of Californias
Shortfall.
40%
Another pernicious side effect of high

prices has been severe overcrowding.
In Los Angeles, stagnant incomes have
driven overcrowding and a rental
revolution which has seen the county as
the most overcrowded in the country. As
many as 200,000 people live in spaces
not meant for, or even legal for, housing,
such as converted rooms and garages.
The countys shortfall of low-income
housing has been estimated as high
as a half million units. Seven of the
countrys most crowded zip codes are in
Californias largest county.63
10%
30%
20%
0%
nta
Atla
orth
Ft. W
salla
ver
Den
sto
Hou
les
nge
A
Los
San
co
go
ide
Die
ncis
ers o
Fra
Riv ardin San
n
a
n
S
Ber
FIGURE 27 Overcrowding: L.A. County & US
Households with More Than 1.5 Persons per Room
San
Jos
American Community
Survey 2014 (5 Year)
6%
5%
4%
3%
2%
1%
0%
United States
Los Angeles County
Joel Kotkin
Crowding has many negative effects,

from being a predictor of homelessness
to a host of negative health, safety and
economic risk factors. As described
by New York Citys Comptroller Scott
M. Stringer in a brief on the citys
housing emergency, children in
crowded housing situations have
been found to experience negative
effects on academic achievement and
increases in behavioral problems,
which can trigger problems that persist
into adulthood.64 Overcrowding also
strains local infrastructure, placing new
strains on government. Overcrowding,
notes a recent study by the Global
Cities Institute, negates many of the
efficiencies inherent to city efficiencies,
as more people strain resources
designed for fewer people.65 This is
true not only in developing countries,
but also here in California. In many
overcrowded neighborhoods in Los
Angeles, water main breaks have
become common; the stress on sewers,
roads and electrical systems increases
as apartments fill up, sometimes with
more than one family.66
The Consequences of
Downward Mobility
Californias high housing prices threaten
to make a state that once epitomized
aspiration into a dead end for many
of its residents. Californias rate of
homeownership has dropped more rapidly
than that of most other states and its rate
of homeownership has fallen well below
the national average, ranking second
lowest in the nation behind only New York.
The ability to own a home is widely
considered by Americans as critical to
being considered middle class.67 The
house remains, even in these more difficult
times, the last great asset of the middle
class. Homes represent only 9.4 percent
of the wealth of the top one percent of the
nations wealthy, but 30 percent for those
in the upper twenty percent and, for the
overall sixty percent of the population in
the middle, 67 percent.68
Increasingly, California is a place where

young people fail to launch. As the
percentage of young people living at
home has risen nationally, it has reached
much higher levels in the Golden
State. Nationally, 30 percent of young
adults live with their parents, up from
23 percent in 2000. But in the Inland
Empire, that number is 40.3, up from
26.4 in 2000, the highest rate in the
entire Southwest. The second highest
rate was in Los Angeles at 38 percent.69
And once they get out of their childhood

homes, young Californians face almost
insurmountable odds trying to buy an
affordable house anywhere near work.
Yet despite the clear impacts highlighted
in the California Legislative Analysts
report70 documenting the association
between regulation and housing
affordability losses, the state has
continued to strengthen regulation.
FIGURE 28 Home
Ownership: 2015
California and High In-Migration States
Census Bureau
70%
60%
50%
40%
30%
20%
10%
0%
California
Colorado
Georgia
Texas
FIGURE 29 Share
of Wealth in Home Equity

Households: 2010
Edward Wolf
80%
70%
60%
50%
40%
30%
20%
10%
0%
Top 1%
Top 20%
Middle 60%
Weve got to start engaging our communities. Thats

what Im working on in Fontana, particularly around
civic engagement.
~ Mayor Acquanetta Warren of Fontana on how to build support for housing
Joel Kotkin
The impacts are particularly severe on

minorities. The Tomas Rivera Institute
raised concerns about the impact of
compact development on minority
housing affordability.
Whether the Latino homeownership
gap can be closed or projected demand
for homeownership in 2020 be met,
will depend not only on the growth of
incomes and availability of mortgage
money, but also on how decisively
California moves to dismantle regulatory
barriers that hinder the production of
affordable housing. Far from helping,
they are making it particularly difficult
for Latino and African-American
households to own a home.71
To date, the Riverside-San Bernardino
area has stood out as a metropolitan
area of opportunity for those driven
from the coast, where housing is more
unaffordable. Their home ownership
rates for African-Americans and
Hispanics remain near or even exceed
those of highly competitive metropolitan
areas such as Atlanta, Dallas-Fort Worth,
Denver and Houston. All four of the
coastal metropolitan areas trail these
competitive metropolitan areas by a
large margin.
How to Extinguish the

California Dream
Despite the compelling need to reverse
course, the state has turned a deaf
ear to the need to make housing
affordable for middle and working
class households. The unfolding
implementation of Senate Bill 375
requirements makes it difficult, if not
impossible, to construct the affordable
housing that families desire.
In the coming years, the Inland Empires
price advantage may drop due to huge
drops in housing construction in Riverside
and San Bernardino counties since 2000
(see Figure ##). In a sense, Californias
restrictive land use policies, which have
already done much to destroy housing
affordability in coastal metropolitan
areas, now threaten to undermine the
historically more affordable housing
markets so crucial to the beleaguered
middle class. Similar consequences are
now being felt across the entire Central
Valley, such as in Fresno.
People are always against a development, even if it is one house

or hundreds of houses. I guarantee that everyone who speaks
against the projects lives in a house or an apartment.
~ Mark Dowling, CEO of the Inland Valleys Association of Realtors
Joel Kotkin
Needed: A New Policy Paradigm

Ultimately, urban policy should be about
choices driven by consumer preferences
and human needs. People should be
allowed, as much as is feasible and
economically sustainable, to live where
they please, whether in core cities,
suburbs or elsewhere. Simply put,
the notion that development must be
steered into ever denser pockets
runs counter to the wishes of the vast
majority, and, as we have demonstrated,
has severe impact on housing production
and affordability.72
Some claim that the states pack
and stack approach can solve the
housing affordability crisis by increasing
densities.73 Yet by most measurements,
higher density housing is far more
expensive to build. Gerard Mildner, the
Academic Director of the Center for
Real Estate at Portland State University,
notes that a high rise over five stories
costs nearly three times as much per
square foot as a garden apartment.74
Even higher construction costs are
reported in the San Francisco Bay Area,
where townhome developments can cost
up to double that of detached houses
per square foot to build (excluding
land costs), and units in high rise
condominium buildings can cost up to
7.5 times as much per square foot.75
Median Value/Median Household Income
Affordability: Black
Compared to White Non-Hispanic: 2014
16
14
White-Non-Hispanic
12
African-American
10
Affordable: 3.0 or less
8
6
4
2
0
nta
Atla
orth
Ft. W
salla
ver
Den
sto
Hou
co
go
ide
Die
ncis
ers o
Fra
Riv ardin San
n
Sa
ern
nB
les
nge
A
Los
San
Jos
Sa
FIGURE 31 Housing
Affordability: Asian
The advantages of living in California

are manifest: the rich and diverse
culture, the mild climate, the spectacular
scenery. Yet the costs of living this
dream are getting too high for a
growing portion of our population. The
notion of California as a place where
people achieve their basic aspirations
including an affordable place to live
has become increasingly tenuous. The
physical aspects of the dream may
remain, but its human essence is being
rapidly degraded.
FIGURE 30 Housing
10
9
White-Non-Hispanic
Asian
7
6
5
4
3
2
1
0
nta
Atla
orth
Ft. W
salla
ver
Den
sto
Hou
les
nge
A
Los
San
co
go
ide
Die
ncis
ers o
Fra
Riv ardin San
n
a
n
S
Ber
Affordability: Hispanic
San
Jos
FIGURE 32 Housing
Conclusion: How to Restart

the California Dream
14
White-Non-Hispanic
12
Hispanic
10
8
6
4
2
0
nta
Atla
orth
.W
Da
-Ft
llas
ver
Den
sto
Hou
co
go
ide
Die
ncis
ers o
Fra
Riv ardin San
n
Sa
ern
nB
les
nge
A
Los
San
Jos
Sa
Joel Kotkin
Meeting the Needs of Families,

Millennials and New Californians
How we deal with the housing crisis
will shape our future, and will largely
determine what kind of state we will
become. The current trajectory of
California housing policy militates
against young families, many of them
minority, and places enormous stress
on our economy. The state seems deaf
to the aspiration of most middle and
working class families, the goal of whom
is to achieve residence in a small home
in a modest neighborhood, whether in a
suburb or a city, where children can be
raised and also whereof increasing
importanceseniors can grow old
amidst familiar places and faces.
Rather than stick to family unfriendly
policieswhich also work against future
labor forces and consumersit would
be better to allow for greater growth
in housing along the periphery, where
rents and prices are lower. One thing we
might want to consider is how to allow
the construction of modern versions
of Levittown or Lakewood, modest
collections of largely single family houses
that appeal largely to first-time buyers.
Of course, the new suburban
developmentswhether in single family
or multi-familywill not be identical
to Lakewood. They, for one thing, will
be designed in more environmentally
friendly ways; for example, using solar
for electricity, landscaping with drought
resistant plants and encouraging home-
based businesses. Another powerful

trend may be an increase in multigenerational houses. The percentage
of multi-generational homes has risen
from a low of 12 percent in 1980 to 16.7
percent of all households in 2009. The
last time multi-generational households
stood at this level was in the 1950s.77 In
a 2015 report by the National Association
of Realtors, over 13 percent of all new
homes purchased were for multigenerational families.78
This approach is particularly important
in Californias immigrant and minority
communities, who find living together

allows for greater pooling of financial
resources and reduces poverty.79 Pew
notes that Latinos and Asians, as well
as African-Americans, have nearly
twice the percentage of multi-family
households as non-Hispanic whites.80
The city with the highest percentage of
multi-generational houses is Norwalk,
a primarily Hispanic, close-in Los
Angeles suburb. The state with the
highest percentage of multi-generation
households is the heavily Asian/Pacific
Islander Hawaii.81
FIGURE 33 Housing Cost Differential: SF Bay Area
Comparison: Construction Costs by Type
Summerhill Housing Group,

TMG Partners, Integral Communities
8
7
Per Square Foot
Instead of fixating on only high density

housing, it would make sense to develop
what historian Robert Fishman described
nearly three decades ago as an urban
pluralism that encompasses the city
center, close-in suburbs, new fringe
developments and exurbs.76 To restrict
any form of housing by fiat, as California
is doing, tends almost automatically
to raise the prices of all housing,
particularly that which is preferred by
middle class families.
6
5
4
3
2
1
0
Single Family
Detached
Townhouse
High Rise: Minimum
High Rise: Maximum
Pew Research Center, Census Data

FIGURE 34 Multi-Generational Households
Share of U.S. Population Living in Multi-Generational Family Households: 1940-2008
30%
25%
24.7
20%
15.1
15%
15.1
16.1
12.1
10%
5%
0%
1940
1950
1960
1970
1980
1990
2000
2010
Joel Kotkin
Ultimately, the road back to housing

sanityand a brighter future for
Californias middle and working
classesinvolves shifting planning
priorities away from ideology and
toward something more responsive to
human needs. Californias housing policy
should be open to all the various forms
of housingfrom high and mid-density
to single familyand also not seek to
eliminate the more affordable option of
peripheral development. Rather than
insist on one form of urbanism, we need
to support the idea that a metropolis
heart exists where its people choose
to settle. After all is said and done,
hethe citizenis really the city, Frank
Lloyd Wright suggested. The city is
going wherever he goes.82
Joel Kotkin
Mixed signals in the U.S. housing market, Global Property Guide, August 15, 2015, http://www.globalpropertyguide.
com/North-America/United-States/Price-History;Pat Mertz Esswein, Miriam Cross and Kaitlin Pitsker, 10 Markets Where
Housing Prices Have Risen the Most, Kiplinger, August 2014, http://www.kiplinger.com/slideshow/real-estate/T010S001-12-cities-where-home-prices-have-risen-most/index.html.
endell Cox and Hugh Pavletich, 12th Annual Demographia International Housing Affordability Survey (2015: 3rd
W
Quarter), Demographia, 2016, http://www.demographia.com/dhi.pdf
riston Capps, Im Obsessed With San Franciscos Bunk-Bed Craigslist Ads, CityLab, September 25, 2015, http://www.
K
citylab.com/housing/2015/09/im-obsessed-with-san-franciscos-bunk-bed-craigslist-ads/407281/?utm_source=atlfb;
Wolf Richter, Housing Affordability in San Francisco & Bay Area Plunges; Stock, Interest Rates Could Trigger Epic Bust,
Wolf Street, August 15, 2015,http://wolfstreet.com/2015/08/16/housing-affordability-san-francisco-bay-area-plungesstocks-interest-rates-to-trigger-epic-bust/
hristopher Thornberg, Housing a Middle-Class crisis in California, The San Diego Union-Tribune, January 23,
C
2016,http://www.sandiegouniontribune.com/news/2016/jan/23/housing-california-middle-class/.
Housing a middle-class crisis in California.
Joel Kotkin and Wendell Cox, The cities doing the most to address the U.S. housing shortage, New Geography, December
18, 2015, http://www.newgeography.com/content/005125-the-cities-doing-the-most-to-address-the-us-housing-shortage
Joel Kotkin, The Cities Doing The Most To Adress the U.S. Housing Shortage, Forbes, December 17, 2015, http://www.
forbes.com/sites/joelkotkin/2015/12/17/the-cities-doing-the-most-to-address-the-u-s-housing-shortage/.
has Alamo and Brian Uhler, Californias High Housing Costs: Causes and Consequences, Legislative Analysts Office,
C
March 17, 2015, http://www.lao.ca.gov/reports/2015/finance/housing-costs/housing-costs.aspx.
endell Cox, California Declares War on Suburbia, The Wall Street Journal, April 9, 2012, http://www.wsj.com/articles/
W
SB10001424052702303302504577323353434618474.
10
teven Greenhut, California Climate Policies Chilling House Growth, reason.com, December 11, 2015, https://reason.
S
com/archives/2015/12/11/california-climate-policies-chilling-hou.
11
d Braddy, Smart Growth and the New Newspeak, New Geography, April 4, 2012, http://www.newgeography.com/
E
content/002740-smart-growth-and-the-new-newspeak.
12
Combined statistical area (which includes the San Francisco and San Jose metropolitan areas and others).
13
William Fischel, Regulatory Takings, Law, Economics and Politics (Cambridge, MA: Harvard University Press, 1995).
14
Smart Growth and the New Newspeak.
15
Jason Furman, Barriers to Shared Growth: The Case of Land Use Regulation and Economic Rents, The Urban Institute,
November 20, 2015, https://www.whitehouse.gov/sites/default/files/page/files/20151120_barriers_shared_growth_
land_use_regulation_and_economic_rents.pdf. (url worked for me Alicia)
16
ustin Williams, Enemies of Progress (Charlottesville, VA: 2008), 57; Peter Gordon and Harry W. Richardson, Critiquing
A
Sprawls Critics, Policy Analysis, No. 365, January 24, 2000, 5, http://object.cato.org/sites/cato.org/files/pubs/pdf/
pa365.pdf.
17
teven Conn, Lets make suburbs into cities: New urbanism, car culture and the future of community, Salon, August 17,
S
2004, http://www.salon.com/2014/08/17/lets_make_suburbs_into_cities_new_urbanism_car_culture_and_the_future_
of_community/.
18
Suburbs Not Most Popular, But Suburbanites Most Content, Pew Research Center, February 26, 2009, http://www.
pewsocialtrends.org/2009/02/26/suburbs-not-most-popular-but-suburbanites-most-content/.
Joel Kotkin
19
eter Calthorpe, The Next American Metropolis: Ecology, Community and the American Dream (Princeton, NJ: Princeton
P
University Press, 1993), 18-19.
20
cott A. Hodge and Andrew Lundeen, America Has Become a Nation of Dual-Income Working Couples, Tax Foundation,
S
November 21, 2013, http://taxfoundation.org/blog/america-has-become-nation-dual-income-working-couples.
21
http://www.wsj.com/articles/SB10001424052702303749904579576440578771478
22
Zillow Predicts Lack of Affordable Options Will Drive First-Time Buyers to Suburban Markets in 2016, MultifamilyBiz.com,
November 30, 2015, http://www.multifamilybiz.com/News/6593/Zillow_Predicts_Lack_of_Affordable_Options_Will_Dr.
23
Eric Parfrey, What is Smart Growth? Sierra Club, http://vault.sierraclub.org/sprawl/community/smartgrowth.asp.
24
aul Myors, Rachel OLeary, and Rob Helstroom, Multi Unit Residential Buildings Energy & Peak Demand Study,
P
EnergyAustralia, October 2005, http://www.ausgrid.com.au/Common/Our-network/Demand-management-and-energyefficiency/Energy-use-facts-and-figures/~/media/Files/Network/Demand%20Management/Energy%20use%20
resources/Networks_multi_unit_sumrep_Oct08.pdf.
25
endell Cox, Greenhouse Gas Reduction Policy: From Rhetoric to Reason, New Geography, http://www.newgeography.
W
com/content/0039-greenhouse-gas-reduction-policy-from-rhetoric-reason, also see Wendell Cox, Housing Form in
Australia and Its Impact on Greenhouse Gas Emissions, Residential Development Council, October 22, 2007, https://
www.academia.edu/22391768/Housing_form_in_Australia_and_its_impact_on_greenhouse_gas_emissions.
26
Carbon footprint assumptions do not hold true for Halifax, CBC News, April 29, 2013, http://www.cbc.ca/news/canada/
nova-scotia/carbon-footprint-assumptions-do-not-hold-true-for-halifax-1.1371095.
27
T ransport Canada, The Cost of Urban Congestion in Canada (2006)

http://www.adec-inc.ca/pdf/02-rapport/cong-canada-ang.pdf.
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Joel Kotkin

The Cost of Not Housing

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2016 SYMPOSIUM ON THE AFFORDABILITY OF HOUSING

THE COST OF NOT HOUSING

Some 53 percent of Californias middleincome households, earning between

Californias Poor Rate of Housing

Houston and Dallas-Fort Worth, each

somewhere close to two times as many

Houses: Building Permits

2014 (All Types)

US Census Bureau Data

In recent years most US major

The contrast with other dynamic regions,

New House Building Permits:

US Census Bureau Data

Permits per 1,000 Population

SECTION TWO: The Roots of

THE COST OF NOT HOUSING

These policies impact even those that

This is a precipitous decline from the

US Census Bureau Data

Permits per 1,000 Population

The states Legislative Analysts Office

The rate of new permits for single family

US Census Bureau Data

Permits per 1,000 Population

Planning Policy Failures

THE COST OF NOT HOUSING

The connection between strident

Most Justifications for Policy

FIGURE 5 Middle Housing Affordability

U.S. Major Metropolitan Areas: 1950-2015

Derived from US Census Bureau Data,

Less Restrictive Markets

The impact of these regulatory policies

THE COST OF NOT HOUSING

Annual Data Begins at 1980

& Living Preference

Pew Research Center, 2009

It is very easy to attribute low-income housing or apartment

Others, such as New Urbanist architect

THE COST OF NOT HOUSING

Sadly, much of the advocacy for density

FIGURE 7 Growth Share by City Sector:2000-2012

52 Major Metroplitan Areas

Increasingly, housing regulations are

when common areas were included in

Urban Core: Ring

Latest data available at publication

are growing faster than urban core again

If you want to attract

~ Tim Johnson, Executive Director of

Urban planners hoping to help mitigate

The impact of Californias bid to restrict

Australia 5 Large Capital Urban Areas

Housing Form in Australia and Its

Net CO2 Annual

Some of the most successful

may also have unintentionally driven

FIGURE 9 CO2 Emission per Capita: By Sector

Further, little account is taken of

THE COST OF NOT HOUSING

CARB Scoping Plan

~ Jeff Isenstaadt, President of JCI

SECTION THREE: The Economic

THE COST OF NOT HOUSING

~ Tim Johnson, Executive Director of

~ Jeff Isenstaadt, President of JCI

~ Steve PonTell, President and

~ Greg Devereaux, Chief Executive Officer, County of San Bernardino,

~ Ciriaco Cid Pinedo, President of